Abbey · Barking and Dagenham · Barking constituency · 51.53543, 0.08604

IG11 7XE— Abbey, Barking and Dagenham

Location and area intelligence for IG11 7XE, Abbey, Barking and Dagenham

Urban convenience personified

 

Safety 80/100Transport 54/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Lopsided profile — strong safety but weak schools

Liveability
56
Safety
80
Schools
—
Transport
54
Environment
63
Investment
52

The bottom line

IG11 7XE offers low crime — a strong choice for Families.

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Location

IG11 7XE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-10.7% vs London avg
vs London crime+5.0% vs London avg

Deep-dive guides for IG11 7XE

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Hyper-Connected🔒 Very Safe

“Urban convenience personified”

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How IG11 7XE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Greatfields Primary School

Not yet inspected · 6 min walk

—

Secondary

Greatfields School

Not yet inspected · 4 min walk

P8: +0.36A8: 46.0

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 21 min walk

6 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

68.5 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

-8% vs borough

Crime by type

Violence & sexual offences27%
Anti-social behaviour23%
Other20%
Vehicle crime13%
Drug offences8%
Robbery5%
Theft4%
Burglary1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barking Fire Station · 633m

Crime is +5% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,625/m²
Price per ft²£430/ft²
Avg floor area85.2 m²

EPC breakdown

A
11%
B
3%
C
13%
D
32%
E
4%

Based on 63 properties · Confidence: high

Street mix

Terraced 95%Flat 5%

LHA rates — Outer East London

Shared room£561/mo
1 bedroom£1200/mo
2 bedrooms£1400/mo
3 bedrooms£1675/mo
4 bedrooms£1950/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£213,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(other premises above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,573
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7%

Total change

+618%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.3%

per year

Acceleration

-27.23

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £175k–£200k · 39 sales

Property Type Mix

Total: 39 sales

Terraced94.9%
Flat/maisonette5.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£55k£98k+78.2%2.2
Post-dot-com plateau2002–2004£140k£183k+30.4%2.7
Pre-crash peak2005–2007£173k£221k+28.1%3.3
GFC & correction2008–2009£193k£170k-11.9%1
Help-to-Buy recovery2013–2016£195k£318k+62.8%1.5
Current market2024–2025£400k£395k-1.2%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
9.2%
District
9.2%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Barking Underground StationDistrict line
6.7 min walk
Barking→ Fenchurch Street· 12 tph
15 min

Nearby stations

Barking Underground StationDistrict · Hammersmith & City
7 min walk
Barking Rail StationSuffragette · c2c
7 min walk
BarkingNational Rail
7 min walk
Upney Underground StationDistrict
14 min walk
East Ham Underground StationDistrict · Hammersmith & City
31 min walk
No bus stops within 400m

46

Walkability score

130

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge42 min ↑
Victoria56 min ↑
Waterloo51 min ↑
Canary Wharf ★36 min
City41 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

19

Car parks (800m)

0

EV chargers (800m)

Nearest car park196m
Santander docks (800m)0
Nearest cycle dock5.9 km

Nearby car parks

🅿️
Lidl
318m
🅿️
Vicarage Field Shoppers Car Park
337m
🅿️
Upper Level Car Park
428m
🅿️
London Road Car Park
687m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.2 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.0 km

Energy

Solar: 858 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,540 hrs/yr

Sunshine

594 mm/yr

Rainfall

22.7°C

Summer avg

3.1°C

Winter avg

Solar yield858.1 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ILFORD LANE SURGERY

1ST FLOOR ,LOXFORD POLYCLINIC, 417 ILFORD LANE, IG1 2SN

17 min walk

62%

Recommend GP

62%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

6

Care homes (1km)

Nearest hospitalBarking Community Hospital · 962 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

60

Parks (1km)

28

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Victoria (441 m)

Nearest supermarketLituanica · 518 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
400 licensed premises in borough134 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

436m

Post office

Nearby shops

KTA Supermarket140 m
New Westbury184 m
Las Fiebinti552 m
S'n'K Food Mart552 m

Nearby cafes

Al's Diner371 m
Cafe Latte472 m
Couleur Café476 m
Costa526 m

Nearby restaurants

The Fish Inn143 m
Golden Dragon145 m
APR Chicken & Pizza189 m
Tasty Chicken and Pizza260 m

Nearby pubs

The Victoria441 m
Kings Lounge571 m
The Spotted Dog583 m
Flavorz Wine Bar & Restaurant590 m

Nearby gyms

The Gym533 m
Benita Yoga821 m
Barking & Dagenham Canoe Club868 m

Nearby pharmacies

Mayors Dispensing Chemist137 m
Day Lewis Pharmacy567 m

Nearby health

Tulasi Medical Centre178 m
The Child & Family Centre464 m
Abbey Medical Centre809 m
Food hygiene (5-star)31% of 141

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

A

High street health

Investment

Investment grade, yield and market outlook

52

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
4.1% (average)London avg: 3.8%Above average yield
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

52.6

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,428m
Crossrail 2 route11,283m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,897 nationally

1,839

Est. population

21,903/km²

60%

Employed

38%

Degree educated

£37,500

Median income

7.4%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

36

Community stability

Age profile

31%
22%
24%
14%
Under 1831%
18–3422%
35–4924%
50–6414%
65+9%

Tenure

17%
19%
28%
23%
Own outright17%
Own (mortgage)19%
Private rent28%
Social rent23%
Shared ownership10%
Rent free2%

Ethnicity

18%
20%
37%
17%
White British18%
White Other20%
Asian37%
Black17%
Mixed3%
Other5%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine25%
No car household43%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Private rent28%
Social rent23%

vs. London

Income vs London-10.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
93
Development activity
high
Residential apps (800m)
47
Commercial apps (800m)
7
Major developments (800m)
0
Planning apps (3 years)
1
Borough approval rate
60%
Opportunity area
London Riverside
CIL rate (residential)
£80/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£7.5bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1600
Largest scheme
1575 homes · Gascoigne Estate East, KING EDWARDS ROAD
Pipeline pressure
NONE

Named schemes (500m)

Gascoigne Estate East, KING EDWARDS ROAD1575 homes
completed
SITE OF, 149-163, SITE OF, 149-163, RIPPLE ROAD, WESTBURY ROAD/RIPPLE ROAD (LAND AT), IG1134 homes
completed
JACKSONS BUILDERS YARD, JACKSONS BUILDERS YARD, ST. ERKENWALD ROAD, IG11 7XB27 homes
completed
FORMER TRANSPORT YARD, 23-25, FORMER TRANSPORT YARD, 23-25, NORFOLK ROAD, RM1016 homes
completed
19-19A, 19-19A, WESTBURY ROAD, IG1112 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
19.8%
Ward turnout
62%
Election year
2026
MP
Nesil Caliskan (Labour)
MP majority
11,054
Constituency
Barking

Councillors

Manzoor HussainLabour
Regina RahmanLabour

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Key facts for IG11 7XE

Full postcodeIG11 7XE
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardAbbey
Latitude51.535427
Longitude0.086038
Parliamentary constituencyBarking
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
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